300 5th St · Fulton, KY 42041

$44,500

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 33 Days on market

Fair condition 9,148 sqft lot

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 3 bedroom, 1 bath house in Fulton is full of potential! Some repairs are needed, and this is a perfect opportunity for an investment purchase. Selling "As Is".

Key facts

• 9,148 sq ft lot
• Listed 33 days

Property features AI

Exterior

• Utilities: Public water; Natural gas available
• Home design: Single-family residence; Residential property
• Exterior features: Rolling slope lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 5.3% in Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#204 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D+, amenities D, schools F.
• Fulton Independent (town): math 25% / reading 35% proficiency, ranked #170 of 173 in KY (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $387 of equity ($308 loan paydown + $79 appreciation (0.2% local appreciation)).
• Fulton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,165 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.71% ✓
• Cap rate: 23.72%
• Cash-on-cash: 62.25%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $97,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Eddings St	0.27mi	3/2.0	1,560 (-2%)	7mo	$139,000	$89	74
104 Park Ave	0.37mi	3/2.0	1,456 (-9%)	6mo	$184,000	$126	58
206 Pearl St	0.33mi	3/2.0	1,818 (+14%)	9mo	$139,500	$77	51
611 Green St	0.41mi	4/2.0 (+1)	1,750 (+9%)	9mo	$37,000	$21	49
656 US Highway 45	0.37mi	3/1.5	1,457 (-9%)	21mo	$88,500	$61	49
507 W State Line Rd	0.50mi	3/1.0	1,404 (-12%)	15mo	$39,900	$28	44
118 West St	0.42mi	4/2.0 (+1)	1,770 (+11%)	12mo	$125,000	$71	43
636 US Hwy. 45	0.37mi	3/2.5	1,447 (-10%)	23mo	$70,595	$49	42
703 Tennessee St	0.73mi	2/1.5 (-1)	1,459 (-9%)	15mo	$25,000	$17	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.3%
• Equity multiple: 4.23×
• Total profit: $40,256
• Equity at exit: $13,316

10-year hold

• IRR: 66.2%
• Equity multiple: 8.58×
• Total profit: $94,398
• Equity at exit: $16,326

Cash invested: $12,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42041

• Home prices YoY: 0.1%
• Active inventory: 45
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$233
• Tax est. 1.5%: −$56 /mo · $668/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $646

Break-even live

Break-even rent $389

Max offer price $44,500

Occupancy floor 41%

Sensitivity live

Price	-10% $677	-5% $662	+0% $646	+5% $631	+10% $616
Rent	-10% $551	-5% $599	+0% $646	+5% $694	+10% $742
Rate	-1.0pp $669	-0.5pp $658	base $646	+0.5pp $635	+1.0pp $623

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $44,500 Active 33 DOM
2. 2026-06-18
   days on market $44,500 Active 31 DOM
3. 2026-06-17
   days on market $44,500 Active 30 DOM
4. 2026-06-16
   days on market $44,500 Active 29 DOM
5. 2026-06-15
   days on market $44,500 Active 28 DOM
6. 2026-06-13
   days on market $44,500 Active 26 DOM
7. 2026-06-12
   days on market $44,500 Active 25 DOM
8. 2026-06-09
   days on market $44,500 Active 22 DOM
9. 2026-06-08
   days on market $44,500 Active 21 DOM
10. 2026-06-07
    pricedays on market $44,500 Active 20 DOM
11. 2026-06-05
    days on market $45,000 Active 18 DOM
12. 2026-06-04
    days on market $45,000 Active 16 DOM
13. 2026-06-02
    days on market $45,000 Active 15 DOM
14. 2026-06-01
    days on market $45,000 Active 14 DOM
15. 2026-05-31
    days on market $45,000 Active 13 DOM
16. 2026-05-31
    days on market $45,000 Active 12 DOM
17. 2026-05-18
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,490
• − Mortgage interest: −$2,493
• − Property taxes: −$668
• − Insurance: −$222
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,295
• Taxable income: $7,494
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $5,958/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath house in Fulton has potential for a moderate renovation. It requires exterior painting, kitchen appliance replacement, and bathroom cleaning to improve its condition and value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Minor Bathroom cleaning — Cluttered and in need of cleaning
• Moderate Exterior painting — Siding appears weathered

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal
• Both Clean and organize bathroom — A clean and organized bathroom enhances the home's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom cleaning · Cluttered and in need of cleaning	Minor	$500–3,000
Exterior painting · Siding appears weathered	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Clean and organize bathroom — A clean and organized bathroom enhances the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fulton Independent
• NCES district ID: 2102070
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $29,755
• Composite: 27.09/100
• National rank: #12479
• State rank: #170 of 173 in KY

Livability — Fulton

• Score: 68/100
• State rank: #204
• US rank: #10052

Category grades

Amenities D Commute F Cost of living A+ Crime B- Employment F Housing D+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, KY
• Population (ZIP): 4,584

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 5,425 people
• By 2030: 5,042 · -7.1%
• By 2040: 4,456 · -17.9%
• By 2050: 4,120 · -24.1%
• By 2075: 4,003 · -26.2%
• By 2100: 4,258 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 8% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Portuguese 2% Serbian 2% Scandinavian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -10.3pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+33.5 2016: R+32.5 2012: R+16.2 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.18%
• Current HPI: 174.9435
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

1 event — show timeline

• 2026-05-18 Listed $45,000 WKRMLS